Auda DP Chapter 3.2 Zoning

3.
2 Zoning and Development

3.2.1. Introduction ................................................................................................................ 14
3.2.2. Considerations for Proposals ...................................................................................... 14
3.2.3. Proposals and Recommendations .............................................................................. 16
Proposal 1: Densification of existing zoned areas ..................................................... 20
Proposal 2: Development of Central Business District (CBD) .................................... 21
Proposal 3: Densification along transit corridors through Transit Oriented Zone ..... 24
Proposal 4: Development around existing zoned areas to incentivize affordable
housing ....................................................................................................................... 26
Proposal 5: Development in Growth Centers ............................................................ 27
Proposal 6: Development around village gamtals ..................................................... 30
Proposal 7: Introduction of Prime Agriculture Zone to preserve agriculture land .... 30
Proposal 8: Special Planned Area Development Zones (SPD) .................................... 31
3.2.4. Recommended Actions for implementation .............................................................. 33

3.2. Zoning and development

3.2.1. Introduction
Today urban areas within AUDA limits are home of about 60
lakh people. As this number continues to grow and the city
continues to prosper, additional supply of land and built
spaces will be required to provide places for living, working,
shopping, education, entertainment, healthcare, gardens,
infrastructure and many such needs. Also, it would be
crucial to organize this growth in a manner that maintains
the quality of life and livability standards within the area
while keeping it economically vibrant and environmentally
sustainable. This development plan aims to satisfy these
needs through various tools and mechanisms available
under the existing legal frameworks and in a manner that is
consistent with the overarching vision and principles of this
plan.

Zoning is one of the important planning tools to manage
growth, regulate density and organize land uses within the
urban area. By regulating land uses it helps to segregate
incompatible uses, increase livability and create desirable
character for different areas for the city. Zoning combined
with development regulations determines the supply of
developable land and built space in various zones. However,
before arriving at various proposals to accommodate
growth and organize land uses, it is important to first
understand the demand for development and various
considerations to organize land use and densities.

3.2.2. Considerations for Proposals
It is important to understand following considerations that
were taken into account while deriving and formulating
proposals included in this section.
Existing Growth pattern and trend
Population projections for 2021 and 2031
Comprehensive assessment of existing conditions, land
uses, development typologies, socio‐economic
parameters etc
Existing supply of buildable land in zoned areas
Availability of land suitable for urbanization
The overarching vision for Ahmedabad 2021, the
planning and growth management principles including

Chapter 3.2 : Zoning and Development 14

compact growth, land use ‐transportation co‐ordination,
green network, sustainable environment and affordable
development
Study of State and Central Government policies and
working group reports such as Integrated mobility plan,
City Development Plan(CDP), Tourism policy, Heritage
policy, Hospital policy, slum redevelopment and
rehabilitation population, etc
Incorporation of comments and suggestions from
Working group and stakeholder meetings

Assessing Future Demand and Existing Supply: Estimating
demand for development is crucial to understand how much
of additional zoned land will be required to accommodate
growth in the coming decades. Currently, Ahmedabad urban
areas are home of about 60 lakh people. This population is
expected to grow to 88 lakh by year 2021 and to 108 lakhs
by 2031. This means there will be about 21 lakh additional
people living in the urbanized area of AUDA by 2021 and
about 30 lakhs by 2031.

Now, if existing trends of development patterns and
densities in various zones continue, Ahmedabad will require
about 94.5 million sq.m. of built space and about 84 sq km
of zoned land by 2021; and 135 million sq.m of built space
and about 120 sq km of zoned land by 2031.

At present the city has 372.7 sq km of zoned area. Of which,
about 137 sq km of zoned area is still vacant and available
for development. Some of this additional growth can be
accommodated in this vacant zoned area. However, still
there is a need to fulfill the demand by providing options for
development in different areas.

Draft Comprehensive Development Plan 2021(Second Revised) : Part II 15

Map 3.2‐1 : Population projection in AUDA area (2021‐2031)
90 83.9
80
68.7
70
Population in lakhs
60 55.9
50 45.2
40 34.3
30 25.0
17.6
20 16.6
14.0
10 3.3 3.9 4.7 5.8 6.0 7.5
2.7 3.0
1.2 1.6 2.0 2.5
0
1971 1981 1991 2001 2011P 2021P 2031P
AMC Rest of AUDA Growth centers

Source: Census, AUDA

3.2.3. Proposals and Recommendations
In order to encourage compact city form and to enhance
mobility through transit oriented development. The zoning
proposals are prioritized in the following order

i) Incentivize development in existing zoned area
ii) Encourage compact development in the central areas
and transit corridors
iii) Organize development in Growth Centers
iv) Allow for natural growth around villages while
preserving prime agricultural land

Below is the proposed zoning map along with the area table
for Revised Development Plan 2021 incorporating various
zoning proposals identified in this section. The zoning map
uses an improved nomenclature that simplifies and
organizes some of the zoning categories to better reflect the
uses they are intended for. The table includes zoning
categories and areas incorporated under each zone.


Map 3.2‐2 : Proposed Zoning Map 2021


Table 3.2‐1 : Proposed Zoning of AUDA area for 2021
Zones Codes Area in sq.m %
1 Residential Zone I R1 248 13.3%

2 Residential Zone II R2 42 2.2%
3 Residential Zone III R3 44 2.4%
4 Residential –Affordable Housing RAH
Zone* 75
5 Core Walled City CW 4 0.2%
6 Gamtal GM 23 1.2%
7 Gamtal Extension GME 57 3.1%
8 Central Business District CBD 2 0.1%
9 Transit Oriented Zone* TZ 16
10 Commercial and Logistics Zone C 43 2.3%
11 Industrial Zone ‐ General IG 100 5.4%
12 Industrial Zone ‐ Special IS 3 0.2%
13 Knowledge and Institutional Zone KZ 20 1.1%
14 Parks and Gardens PO 2 0.1%
15 General Agricultural Zone A1 497 26.7%
16 Prime Agricultural Zone A2 569 30.5%
17 Special Planned Development (SPD) SPD‐1
Zone‐ Sabarmati Riverfront
Development 6 0.3%
18 SPD ‐ Science Park SPD‐2 4 0.2%
19 SPD‐ Gandhi Ashram Special SPD‐3
Development Area 1 0.1%
20 Airport and Cantonment** 9 0.5%
21 Road and Rail** 86 4.6%
22 Waterbodies** 85 4.6%
23 Other areas** 19 1.0%
TOTAL 1866 100%
Note:
* Areas for RAH and TZ are not included in the total area as they are overlay zones.
** These are not zones


Table 3.2‐2 : Proposed FSI for various zones of AUDA area for 2021
Zones Codes FSI‐ FSI‐Chargeable FSI‐

Permissible Maximum
(Base) Permissible
1 Residential Zone I R1 0.9 – Within SP Ring Road 2.7
1.8
0.45 – Outside SP Ring Road 2.25
2 Residential Zone II R2 0.6 – Within SP Ring Road
1.8
1.2 and for Bopal TP1, TP3
Nil – Outside SP Ring Road 1.2
3 Residential Zone III R3 0.3 Nil 0.3
4 Residential –Affordable RAH
1.8 0.9 2.7
Housing Zone
5 Core Walled City CW 2.0 Nil 2.0
6 Gamtal GM 2.0 Nil 2.0
7 Gamtal Extension GME 1.2 Nil 1.2
8 Central Business CBD
1.8 3.6 5.4
District
9 Transit Oriented Zone TZ As per Base
As applicable 4.0
Zone
10 Commercial and C 0.9 – Within SP Ring Road 2.7
Logistics Zone 1.8
0.45 – Outside SP Ring Road 2.25
11 Industrial Zone ‐ IG
1.0 Nil 1.0
General
12 Industrial Zone ‐ IS
1.0 Nil 1.0
Special
13 Knowledge and KZ
1.8 Nil 1.8
Institutional Zone
14 Parks and Gardens PO As As
Nil
applicable Applicable
15 General Agricultural A1 As As
Nil
Zone applicable Applicable
16 Prime Agricultural Zone A2 As As
Nil
17 Special Planned SPD‐1
Development (SPD)
As As
Zone‐ Sabarmati Nil
Riverfront
Development
18 SPD‐2 As As
SPD ‐ Science Park Nil
19 SPD‐ Gandhi Ashram SPD‐3
As As
Special Development Nil
Area
Note: Zoning table above is for illustrative purpose only. Please refer to GDR for details . In case of any
discrepancy, the General Development Regulations shall prevail.


Map 3.2‐3: Distribution of Area by Zones
Residential Zone I
Residential Zone II
Residential Zone III
0.1% 0.5% 1.0% Core Walled City

4.6% 4.6% 13.3%
0.2% 2.4% Gamtal
0.3% Gamtal Extension
2.2% 0.2%
Central Business District
1.2%
Commercial and Logistics Zone
3.1% 0.1%
2.3% Industrial Zone ‐ General
Industrial Zone ‐ Special
5.4%
Knowledge and Institutional Zone
Parks and open spaces
General Agricultural Zone
0.2%
Prime Agricultural Zone
1.1%
Special Planned Development (SPD) Zone‐ Sabarmati
30.5% 0.1% Riverfront Development
SPD ‐ Science Park
SPD‐ Gandhi Ashram Special Development Area
Airport and Cantonment
26.7%
Road and Rail
Waterbodies
Other areas

Proposal 1: Densification of existing zoned areas
Based on inventory of existing land uses (Chart 3.2‐2),
currently, there is about 65 sq.km. of vacant land in
esidential Zones R1 and R2. Also, there are areas with old
development that need to be redeveloped. In order to
optimize the utilization of this zoned areas and to encourage
development on this serviceable land, it is essential to
provide incentives for densification. The table below
identifies the incentives in terms of payable FSI that would
help encourage development and redevelopment within this
area.

Table 3.2‐3: Proposed increase in FSI within SP Ring Road
Existing FSI Proposed FSI
Zone
Base FSI Payable FSI Total FSI Base FSI Payable FSI Total FSI
R‐1 1.8 0.45 2.25 1.8 0.9 2.7
R‐2 1.2 Nil 1.2 1.2 0.6 1.8

Below is a scenario developed to illustrate how much of
additional development potential can be generated through
utilization of this vacant land.

Scenario Illustration: Based on the existing land use
analysis, presently nearly 65 sq.km of land is vacant and
available in residential zones. If approximately half (50%) of
this vacant land is developed due to the development
demand and FSI incentives, around 33 sq.km of vacant land


may be developed in the combined area of R1 and R2 zones.
Further, if this land area develops at the rate of 60% of the
permissible FSI presently and 20% of plots undergo
redevelopment in R1 zone, nearly 38 million sq.m of built
space is made available in the zoned areas.

Table 3.2‐4: Realizable potential of the existing vacant land
Development of vacant land Redevelopment (in sq.km) Total

Total (in sq.km)
land Total 50% of Permissible Potential % of Plot BUA Total Population
available‐ Vacant the FSI Built Area generated potential that can be
2011 (in Land Vacant (proposed) Floor Assumed to due to BUA(in accommo‐
sq.km) Available land Space be Redevelop sq.km) dated
(in (in generated Redeveloped ment
sq.km) sq.km)
R1 174.5 49.4 24.7 2.7 66.69 20% 94.23 160.92 3,576,000
R2 25.3 15.5 7.75 1.8 13.95 0 0.00 13.95 310,000

Recommended Action: Local area planning needs to be
introduced

for densification of existing zoned areas, which
will act as a micro level planning tool. This shall include
preparation of a Local Area Plan that would provide
comprehensive guidance to enhance livability of the area

through coordinated improvements in transport, physical
and social infrastructure taking into account the existing
character,
land uses and activities taking place in the area.
Local Area Plans shall help implement the vision of
Development Plan at local area level taking into account the
needs of the existing ward/ neighborhood or any area

within AUDA. Refer Appendix 3.2.A for further details.

Proposal 2: Development of Central Business District (CBD) Figure 3.2‐1 : Bus mall along the CBD
This new zone is carved out from the existing zone to create

a high density district with a distinct character and a clearly

identifiable urban form. The land uses in this central
commercial core would include a mix of offices, retail and
other business uses, along with some residential

developments. CBD should be strengthened by a transit
shuttle route to serve the CBD and to connect with BRTS
and metro stations at the northern and southern ends.

This zone will provide a distinct character and form to the
central area of Ahmedabad and enhance the skyline in

conjunction with the Sabarmati Riverfront Development.


Figure 3.2‐2 : Illustrative representation of the envisioned new skyline

Existing skyline

New skyline

This zone will promote and incentivize regeneration and

rejuvenation of city’s central area and transform it into a
vibrant, mixed use, transit oriented, walkable CBD that is
attractive for business, entertainment and tourism. This
zone will include the areas along Ashram Road between Ellis
Bridge and Usmanpura on the western side of the river and
the area between Gandhi bridge and Dudheshwar bridge
along the riverfront on the eastern side of the river.

The base FSI in this zone is 1.8. However, the additional
chargeable FSI of 3.6 is made available to incentivize the
development in this zone bringing total permissible FSI to
5.4. Also, height restriction is removed to allow maximum
height as approved by Airports Authority of India (AAI).


Map 3.2‐4 : Proposed Central Business District zone

Map 3.2‐5: Proposed Central Business District zone


Recommended Action: Development of Central Business
District would require detailed assessment, careful planning
and a phased approach for implementation. Therefore, it is
recommended to prepare Local Area Plan that would
provide comprehensive guidance to enhance livability of the
area through coordinated improvements for walkability,
parking management, transport, physical and social
infrastructure upgradation taking into account the existing
character, land uses and activities taking place in the area.
Refer Appendix 3.2.A for further details.

Proposal 3: Densification along transit corridors through

Transit Oriented Zone
In order to promote compact transit oriented development
in the city and to coordinate land use and transportation,
Transit Oriented Zone is introduced. Transit Oriented zone is
an effective tool to promote compact, transit oriented
development within the walking distances of public transit
routes such as BRTS and Metro. This zone takes precedence
over underlying R1, R2, commercial and General agriculture
zones by encouraging compact mixed use development.
Sustainable transit oriented densification could be achieved
through incentivizing development of additional floor space
along the transit corridors and station areas.

The proposed Transit Oriented Zone includes the following
areas as delineated on the map
i) Metro Transit Corridor (200m on both sides along BRTS)
ii) BRTS Transit Corridor (200 m along metro route)
iii) Eastern high density corridor (between Narol‐Naroda
Highway (NH‐8) and 132 feet road on eastern side of the
city (in the north, east and south zones of AMC)

The Transit Oriented Zone covers about 16.4 sq.km of area
that are superimposed on the base zones. The base FSI in
this zone shall be provided as in the base zone, i.e 1.8 in R1,
1.2 in R2, etc. However, the maximum permissible FSI in this
zone shall be 4.0. The difference from the base FSI shall be
availed as chargeable FSI as per the GDR. Further details
regarding the development allowed in this zone is proposed
in GDR.


Map 3.2‐6 : Proposed Transit Oriented Zone
Recommended Action: Implementation of Transit Oriented

Zone requires detailed assessment, careful planning and a
phased approach for implementation. Therefore, it is
recommended to implement this zone based on
recommendations identified in Local Area Plans.

Step 1: Prepare Local Area Plan for Transit Oriented Zones:
It is recommended to first prepare a Local Area Plan for
Transit Oriented Zone which will assess existing conditions
and identify improvements for better accessibility,
amenities, infrastructure, land use and urban environment.
The local area plan should be consistent with the vision and
principles of the Development Plan and should include
specific recommendations for implementation.

Step 2: Implementation: Depending on the type of
recommendations various approaches for implementation
can be identified. For example, specific recommendations
related to providing certain amenities and improving
infrastructure can be implemented through capital projects.
However, if a large scale improvement and plot
reconfiguration is required, revising TP scheme shall be
considered. Some of the recommendations of Local Area


Plan can be implemented through various improvement
projects. The revenue generated from sale of payable FSI
and land resources generated through TP Scheme can be
useful resource to recover the cost of improvements within
the area. Refer Appendix 3.2.A for further guidelines on
Local Area Plan and its implementation.

Proposal 4: Development around existing zoned areas to
incentivize affordable housing
In order to enhance the supply of affordable housing, a new
overlay zone RAH is identified within 1 km wide stretch on
the outer side of SP Ring Road covering around 75 sq.km of
land area. This overlay zone shall be applicable only for
development of affordable housing with unit sizes upto 80
sq m. All other developments shall be permissible as per the
existing zones only. The RAH overlay zone shall take
precedence over the underlying R1, R2, R3, Commercial and
Agricultural zone.

The base FSI for affordable housing in this zone shall be 1.8
with chargeable FSI of 0.9 at reduced rates as specified in
GDR. For all other developments the FSI shall be permissible
as per the provision of the base zone as identified in GDR.

Recommended action: Local area planning shall be
introduced in areas RAH Zone which will act as a micro level
planning tool. This shall include preparation of a Local Area
Plan that would provide comprehensive guidance to
enhance livability of the area through coordinated
improvements in transport, physical and social
infrastructure taking into account the existing character,
land uses and activities taking place in the area. Local area
plans shall help implement the vision of Development Plan
at local area level taking into account the needs of the
existing ward/ neighborhood or any area within AUDA.
Refer Appendix 3.2.A for further details.


Map 3.2‐7 : Map showing Proposed RAH zone
Proposal 5: Development in Growth Centers
As new industrial areas, special Investment Regions (SIR)
and Special Economic Zones (SEZ) are being developed on
large tracts of land around the urban areas of Ahmedabad, it
is important to develop additional centers that can
accommodate future population in nearby areas. Keeping
the principles of compact growth and sustainable
development in focus five Growth Centers are identified
around the city in AUDA areas. They are Sanand,
Mahemdabad, Kalol, Dehgam and Bareja.

Keeping the principles of compact growth in focus, growth
centers are planned in order to support/accommodate
population in various SEZs, SIRs and industrial clusters
around Ahmedabad.

The Revised Development Plan 2021 provides for
additional land in Residential zones (R1 and R2) and
commercial zones around growth centers. The table below
indicates zoned areas in various growth centers by zoning
categories


Table 3.2‐5 : Proposed land area allotted for growth centers
Land Area sanctioned under DP 2021 for Growth Centres (in Hectares)
Zones
Sanand Mahemdabad Kalol Dahegam Bareja
1 Residential zone 1 1858 664 846 861 212
2 Commercial 11 31 15 ‐ 1
3 Industrial 153 96 91 126 4
4 Gamtal 65 31 43 35 36
5 Public Purpose 59 19 14 ‐ ‐
6 Garden & open 23 26 6 ‐ ‐
spaces
7 Agriculture zone 1630 307 557 1512 1637
8 Water body 123 96 26 67 55
9 Others 124 105 126 91 93
TOTAL 4046 1374 1724 2692 2038

Map 3.2‐8 : Growth centers of AUDA


Map 3.2‐9 : Maps of Growth Centers
Sanand Mahemadabad

Kalol Dehgam

Bareja


Proposal 6: Development around village gamtals
The growth around village should be accommodated in
immediate vicinity of the village Gamtal in contiguous
manner. Therefore a buffer of 200 is provided around
Gamtals having population less than 5000 and 300 m
around Gamtals having population of more than 300 m
where specific regulations and uses may be permitted
according to GDR.

Map 3.2‐10 : Map showing Gamtal buffers

Proposal 7: Introduction of Prime Agriculture Zone to
preserve agriculture land
In order to improve primary sector in AUDA area and to
preserve fertile double cropping land, zoning of appropriate
agricultural land Prime Agriculture Zone has been
introduced through this development Plan having an area of
569 sq.km. Further, to protect the prime agricultural land,
necessary regulations have been framed. However, along
with agricultural activities development of agro‐based
industries, processing units etc. is allowed in order to
support activities like farming and livestock as per the
development regulations.


Map 3.2‐11 : Prime Agriculture Zone

Proposal 8: Special Planned Area Development Zones (SPD)
Special Planned Area Development Zones are large areas
identified for focused development around important
structures and to control specific uses. They may have their
own zoning classification and may have special DCRs. Also
new SPDs may be planned /included in future.

i) Sabarmati River Front Development
The Sabarmati Riverfront Development Project is an
environmental improvement, social uplift and urban
rejuvenation project that will renew Ahmedabad. The
project encompasses 11km along both banks of Sabarmati
making the riverfront accessible to the public. The approach
is to bring about an overall environmental improvement
along the Riverfront and its surrounding areas. Following are
the specific aspects that the project proposes to address:
Urban and Environmental improvement
Creating high quality public open spaces
Providing adequate public access to the river
Rehabilitating the slums and informal economic
activities
Providing city level infrastructure
Creating vibrant urban neighbourhoods


Map 3.2‐12 : The Sabarmati Riverfront Development Project

ii) Gandhi Ashram Special Area Development
Gandhi Ashram and its surrounding area has high historic
and national significance. A special planned development
zone is identified to preserve the character and
environment within this area. Further, it is recommended to
make this zone a No Honking Zone and enhance it with
pedestrian network.
Map 3.2‐13 :Gandhi Ashram Special Area Development Zone


iii) Science City and Science park
Gujarat Science City is being developed in a phased manner
and conceptualized on hexagonal grid patterns that house
various theme pavilions. The first phase of the Science City is
consisting of the India’s First IMAX 3D Theatre, Hall of
Space, Hall of Science, Energy Education Park, Children
Activity Centre, Musical Fountain, Amphitheatre, LED
Screen, Life Science Park, Planet Earth Pavilion, Wetlands
Park, Simulator, Earth Station, Auditorium and basic
amenities like parking, cafeteria etc.

Map 3.2‐14 : Science City and Science Park special area development zone

3.2.4. Recommended Actions for implementation

Prepare Guidelines for Local Area Plans
Prepare Local Area Plans for CBD, Transit Oriented
Zone, RAH, and specific wards and villages etc
Prepare Guidelines for TP schemes


Auda DP Chapter 3.2 Zoning

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3.

AMC Rest of AUDA Growth centers

1 Residential Zone I R1 248 13.3%

Zones Codes FSI‐ FSI‐Chargeable FSI‐

0.1% 0.5% 1.0% Core Walled City

Development of vacant land Redevelopment (in sq.km) Total

comprehensive guidance to enhance livability of the area

This zone will promote and incentivize regeneration and

Proposal 3: Densification along transit corridors through

Recommended Action: Implementation of Transit Oriented

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